Project Camellia: What a 1,400-Acre Data Center Means for Effingham County Landowners
Conceptual illustration only. This image does not depict the actual Project Camellia site.
A major development story just landed in Effingham County.
On September 16, 2026, the State released the full Development of Regional Impact review for Project Camellia, a proposed roughly $20 billion OpenAI data center project covering approximately 1,400 acres.
That is significant news for the project itself. It is also important news for nearby landowners.
Large-scale industrial development can change how buyers evaluate surrounding acreage. It can bring attention to access, utilities, zoning, assemblage opportunities and future development potential. But the impact is not automatic, and a proposed project is not the same as an approved or completed project.
The landowners who understand that distinction will be in a stronger position to make decisions.
The short answer
Project Camellia could increase attention on Effingham County land, especially parcels that have the right combination of location, access, zoning, utilities and development potential.
It does not guarantee that every nearby property will increase in value. It does not guarantee that a buyer will pay a premium. And it does not mean surrounding land is automatically approved for industrial, residential or mixed-use development.
The opportunity is in understanding what the market may begin looking for next, and preparing before making a decision.
What is Project Camellia?
Project Camellia is a proposed OpenAI data center campus in Effingham County. According to WTOC’s reporting, the proposed project covers approximately 1,400 acres and carries an estimated build-out value of roughly $20 billion.
The State’s full DRI report was released on September 16, 2026. A Development of Regional Impact review evaluates how a major proposed development may affect the surrounding region, including infrastructure, transportation, utilities, environmental conditions and public services.
A DRI is an important review step. It is not the same thing as final project approval, construction completion or a guarantee that the full proposal will move forward exactly as described.
That matters for landowners.
A project can create legitimate development interest while still facing questions involving entitlements, site planning, utility capacity, infrastructure timing and government approvals.
Read the full WTOC report on the Project Camellia DRI
Why a data center creates land and infrastructure pressure
Data centers are not ordinary commercial buildings.
They require significant land, reliable electrical service, water for operations and cooling, wastewater or sewer solutions, internal roads, stormwater management and access for construction and ongoing operations.
That infrastructure demand can influence the surrounding market in several ways.
A developer looking at nearby land may ask:
- Can the property be accessed from a public road?
- Is the parcel large enough for the intended use?
- Is the zoning compatible with the buyer’s plan?
- Are water and sewer available, planned or realistically extendable?
- Is electrical service nearby?
- Are there wetlands, floodplain areas, buffers or topographical issues?
- Can multiple ownerships be combined into a larger assemblage?
- Is the property positioned for industrial, residential, commercial or another future use?
A parcel does not need to host a data center to become relevant to the conversation. It may be useful for supporting development, future industrial use, residential growth, commercial services, infrastructure needs or an assemblage.
But usefulness must be proven through due diligence. Proximity alone is not enough.
Conceptual planning illustration, not an actual parcel map or Project Camellia site plan.
What this could mean for nearby land values
Major development news often creates a gap between attention and actual value.
Attention may increase quickly. Verified value takes more work.
A buyer is not only looking at acreage. The buyer is looking at what the land can realistically support, what it will cost to prepare, how long approvals may take and who the eventual buyer or user could be.
Land near a major proposed project may attract more inquiries. That can be helpful, but it can also create unrealistic expectations. A nearby parcel with no road access, no usable utilities, difficult topography or significant environmental constraints may not have the same value as a strategically located parcel with strong access and a clear development path.
Land value is shaped by the full picture:
Location + access + zoning + utilities + usable acreage + development path + buyer demand + risk.
Project Camellia may cause builders, industrial groups, investors and land developers to study Effingham County more closely. That does not mean every parcel will command the same price or support the same use.
The right question is not, “How much is land near the project worth?”
The better question is:
“What would a qualified buyer be able to do with this specific property, and what would have to happen before that use is possible?”
Assemblage opportunities may become more important
Large developments often require large, strategically positioned sites. That can make smaller neighboring parcels more relevant when combined with other properties.
An assemblage is the combination of two or more parcels into one larger development opportunity.
For example, a parcel that is difficult to develop by itself may become more useful if it provides:
- Additional road frontage
- A better access point
- More usable acreage
- A connection between larger tracts
- A more efficient site layout
- A path for infrastructure
- A missing piece in a developer’s acquisition plan
That does not mean every neighbor should automatically combine property or hold out for a speculative premium.
It means ownership patterns matter.
If your property touches other land that may be part of a larger development strategy, understanding the ownership, access and potential configuration can help you make a more informed decision.
What buyers will likely examine next
As development interest grows, serious buyers will focus on facts they can verify.
For Effingham County landowners, that may include:
1. Access
Road frontage, public access, easements and the condition of surrounding roads can materially affect a property’s marketability.
2. Zoning and land-use rules
A proposed data center nearby does not automatically change your zoning. Buyers will review current zoning, future land-use designations, permitted uses and any rezoning requirements.
3. Utilities
Water, sewer and electrical availability must be confirmed. A line shown on a map is not the same as confirmed capacity, an approved connection or an available service date.
4. Usable acreage
Total acreage and usable acreage are not always the same. Roads, setbacks, buffers, stormwater facilities, wetlands, floodplain areas, slopes and utility corridors can reduce the portion of land available for development.
5. Entitlement risk
A buyer may need rezoning, variances, site-plan approval, environmental studies, engineering and other government approvals. The timeline and outcome are not guaranteed.
6. Exit strategy
Investors and developers need to know who may buy or use the property next. The potential exit could involve a builder, industrial user, land developer, commercial group or another investor, but that must be supported by the property’s facts and market demand.
Conceptual infrastructure illustration. It does not depict actual Project Camellia improvements.
A second Effingham proposal adds to the development conversation
On September 14, 2026, WTOC reported that a separate 669-acre mixed-use development had been proposed in Effingham County. The proposal includes roughly 1,000 homes.
That is another development story, not proof that every surrounding property can support the same type or scale of project.
Residential development requires its own analysis. Theoretical density is not the same as actual buildable lot count. Roads, setbacks, buffers, stormwater, topography, wetlands, floodplain, utilities, engineering and government approvals all affect what can realistically be built.
Still, the two proposals show why landowners should pay attention to the broader development pattern, not just one project boundary.
Read WTOC’s report on the proposed 669-acre mixed-use development
Should landowners sell now or wait?
There is no universal answer.
The right decision depends on your goals, property facts, financial position, risk tolerance and the quality of the opportunity in front of you.
A landowner considering a sale should understand:
- What the property can support today
- What approvals would be required for another use
- Whether utilities are available or only anticipated
- Whether neighboring ownerships create an assemblage opportunity
- Whether a buyer is offering based on current use or speculative future value
- What timing, contingencies and due diligence rights are included in the contract
A proposed project can create momentum, but it can also create noise. Do not rely on rumors, social media estimates or unverified claims about future values.
Get the dirt analyzed.
Conceptual landowner image, not a real property or transaction.
The landowner takeaway
Project Camellia puts a major spotlight on Effingham County.
For nearby owners, the question is not simply whether a proposed $20 billion data center will be built. The more useful question is how the proposal may affect attention, infrastructure planning, buyer demand and the strategic value of individual parcels.
Some landowners may have a property that fits a future buyer’s buy box. Others may have constraints that limit development potential. Some may benefit from an assemblage conversation. Others may be better served by holding, improving documentation or waiting for more information.
The first step is not guessing at a number.
The first step is understanding the property.
If you own land in Effingham County or the surrounding area and want to discuss your options, contact Tellus Mater LLC. We work with landowners to evaluate acreage, access, zoning, utilities, development potential and possible exit strategies.
Call Derrick Bostic at 678-724-6481.
You can also call Rachel at 478-242-4097. Rachel is call-only, no texts.
Have dirt? Let’s talk about the play.
Content sources
- WTOC: State reveals full DRI report on OpenAI’s data center project
- WTOC: 1,000-home mixed-use development planned in Effingham County
Content Pack
3 Social Media Hooks
Effingham County landowners: Project Camellia is putting a major spotlight on the area. What does that mean for your property? Call Derrick Bostic at 678-724-6481 or Rachel at 478-242-4097, call only, no texts.
A proposed 1,400-acre data center. A separate proposed 669-acre mixed-use project. Here’s what landowners need to understand before making a move. Call Derrick at 678-724-6481 or Rachel at 478-242-4097, call only, no texts.
Nearby development does not automatically change your land value. Access, zoning, utilities and usable acreage still do the talking. Discuss your property with Derrick Bostic at 678-724-6481 or Rachel at 478-242-4097, call only, no texts.
Facebook Post Idea
Effingham County is seeing major development news.
The State released the full DRI review for Project Camellia, a proposed roughly $20 billion, 1,400-acre OpenAI data center project. A separate 669-acre mixed-use development featuring approximately 1,000 homes has also been proposed.
For landowners, the takeaway is simple: more development attention can create opportunity, but proximity alone does not determine value.
Access, zoning, utilities, environmental constraints, assemblage potential and the buyer’s exit strategy matter.
Own land in Effingham County or nearby? Start a conversation with Derrick Bostic at 678-724-6481 or Rachel at 478-242-4097. Rachel is call-only, no texts.
Instagram Carousel
Slide 1:
PROJECT CAMELLIA: WHAT LANDOWNERS NEED TO KNOW
Slide 2:
1,400 ACRES. PROPOSED DATA CENTER. EFFINGHAM COUNTY.
Slide 3:
A DRI IS A REGIONAL IMPACT REVIEW, not final project approval.
Slide 4:
BUYERS WILL STUDY ACCESS, ZONING, UTILITIES AND USABLE ACREAGE.
Slide 5:
TOTAL ACREAGE ≠ BUILDABLE ACREAGE.
Roads, buffers, stormwater, wetlands, floodplain and approvals matter.
Slide 6:
OWN DIRT NEAR THE ACTION?
Call Derrick: 678-724-6481
Rachel: 478-242-4097
Call only, no texts.
Reel Ideas
Reel 1: “What Does Project Camellia Mean for Nearby Landowners?”
- Open with aerial raw-land footage.
- Show text: “Proposed 1,400-acre data center in Effingham County.”
- Explain that development pressure can increase attention, but not every parcel has the same value.
- Mention access, utilities, zoning and assemblage.
- End with: “Own land nearby? Call Derrick at 678-724-6481 or Rachel at 478-242-4097. Call only, no texts.”
Reel 2: “Why Infrastructure Matters More Than Proximity”
- Show roads, utility corridors and undeveloped acreage.
- Explain that large projects need land, power, water, sewer and access.
- State that a nearby project does not automatically make a property development-ready.
- End with: “Let’s take a look at the dirt. Derrick: 678-724-6481. Rachel: 478-242-4097-call only, no texts.”
5 Short Takeaways
- Project Camellia is proposed, not completed.
- A DRI evaluates regional impacts; it does not automatically approve a project.
- Nearby land values depend on more than distance.
- Utilities, access, zoning and usable acreage drive buyer interest.
- Landowners should understand their property before deciding whether to sell, hold or explore an assemblage.
Email Subject and Content Idea
Subject: What Project Camellia Could Mean for Effingham County Landowners
Email:
Project Camellia is putting new attention on Effingham County. The proposed 1,400-acre OpenAI data center project is now the subject of a released state DRI report, while a separate 669-acre mixed-use development featuring approximately 1,000 homes has also been proposed.
For landowners, the important question is not simply whether a major project is nearby. It is what your property can realistically support based on access, zoning, utilities, usable acreage and development constraints.
Want to discuss your land? Call Derrick Bostic at 678-724-6481 or Rachel at 478-242-4097. Rachel is call-only, no texts.